East Goshen n Towns nshi hip Presentation on Proposed Traditional N Neighbo hborho hood d Dev evel elopmen ent (TND) District Overlay Ordinance October 22, 2019 1
A Brief History of the Paoli Pike Corridor • 1920-Arcade Dance Hall is popular night spot (current Peppermill) 1928-Albrecht’s Nursery opens (current CVS) • • Late 1920s-First gas station opens (current Swiss Farms); over the next 50+ years it changes ownership several times (Atlantic Richfield, Esso, Arco, Mobil) 1946 Arcade Dance Hall becomes Melody Hall • • 1957-Albrecht’s expands nursery and builds garden store • 1974-New Kent Apartments built • 1982-Melody Hall becomes Peppermill 1987-Goshen Village Shopping Center • developed • 1993- Albrecht’s demolished and converted into hardware store • 1998-hardware store becomes CVS Development along Paoli Pike has been patchwork and random over the past 100 years 2
How We Got Here...2015 Comp Plan On October 20, 2015, the Board of Supervisors adopted a new Comprehensive Plan for the Township. This plan is intended to provide a framework for a path forward from 2015 to 2025. This plan identified a number of objectives as top priorities, including: • Transforming the Town Center into a viable, walkable, visitable place • Transforming the Paoli Pike Corridor into a walkable, connected artery. • Increasing pedestrian circulation along Paoli Pike. 3
How We Got Here...Paoli Pike Corridor Master Plan The Board then applied for and received a grant to develop a coordinated transportation and land use plan for the Pao aoli li P Pik ike c corrid idor On December 19, 2017, the Board adopted the Paoli Pike Corridor Master Plan . The vision of this plan is “to make Paoli Pike a destination,” and includes the following four interrelated goals: • Connect people to the Paoli Pike Trail and other places along the corridor to support alternative modes of transportation and expand opportunities for recreation • Calm traffic along the Paoli Pike Corridor to create a safe and comfortable environment for walking, biking, and driving • Enhance Goshenville to support commerce and promote compact, mixed-use, walkable development with appropriate amenities in the area generally bounded by Paoli Pike, Boot Road, and North Chester Road • Activate the corridor through programs and community events to encourage people to walk, bike, eat, shop, and play along Paoli Pike 4
How We Got Here...Planning Commission Follow Up • The Board of Supervisors tasked the Planning Commission with developing ordinance amendments to achieve these goals. • The Planning Commission deliberated these issues for over a year in public meetings. The result of their work is the Proposed TND 1 • & 2 Overlay District Ordinance. 5
What does the TND Ordinance do? • Combines 5 separate zoning districts into one • Creates consistency along Paoli Pike Creates a more efficient use of land by • encouraging integrated mixed uses • Extends housing opportunities • Creates pedestrian oriented neighborhoods and public spaces Creates a direct streetscape presence • • Allows for a diversity of uses • Fosters a sense of place 6
What is the TND Ordinance? The TND Ordinance consists of two components: 1. Zoning (Permitted Uses and Setbacks) 2. Subdivision (Process for Developing a Property and the Design Standards) 7
How many districts are in the TND Ordinance? Early on, in response to public input, the Planning Commission split the TND into two distinct districts: 1) TND-1 (commercial & residential) 2) TND-2 (residential) 8
Map of TND-1 (Commercial & Residential) 9
Background on TND-1 The properties included in TND-1 are: • Goshen Executive Center • TD Bank • Sunoco Gas Station • Township Properties (Twp Bldg & • CVS District Court) PALCS Former M&T Bank Property • • • D’Abundo property • Sinquett Property • Bentley Building • Wawa • Dentist Office • Swiss Farms • Goshen Village Shopping Center • Peppermill Restaurant 10
Permitted Uses in TND-1 TND-1 Uses Allowed “By-Right” • Personal service establishment such as retail and/or self-service dry cleaning and laundry, barber shop, beauty salon, and shoe repair • Retail sales within a building not to exceed 8,000 square feet of gross leasable area, excluding gas stations • Standard restaurant • Standard restaurant with Take-Out Service (Peppermill) • Fast food restaurant without Drive-Thru • Business office (Goshen Executive Center) • Professional offices for attorneys, accountants, physicians, dentists, realtors, financial consultants, brokers, engineers, architects, etc. (Bentley Building, Dental Office) • Government office (Township Building and District Court) 11
Permitted Uses in TND-1 TND-1 Uses Allowed “By-Right” (Cont.) • Public Library • Health/Exercise/Tennis Club • Bank or other financial institution (TD Bank) • Mailing, reproduction, faxing, commercial art, photography and/or stenographic services • Forestry (Mandated by the state) • Wireless communications facilit ies on Township-owned property. (Cell Tower at Public Works Annex) • Artisan Shop • Outdoor dining as part of a standard restaurant • Dwelling Units above Ground Floor Commercial Uses • Township park, recreational areas , TND Open Space, Pedestrian Gathering Area • Pop-Up Use (e.g. Art Show) 12
Permitted Uses in TND-1 TND-1 Uses Allowed by “Conditional Use” (i.e. requiring a public hearing) • Lot or building containing more than one commercial or office establishment (Goshen Village Shopping Center) • Public utility facility • Child Day-care Center • Adult Day-care Center • Cyber charter school campus. (Pennsylvania Leadership Charter School) • Apartments • Dwelling units above ground floor commercial uses • Beverage Café (Dunkin Donuts) 13
Area and Bulk Requirements in TND-1 Non-Residential Uses Residential Uses Minimum Lot Area 20,000 square feet 40,000 square feet Maximum Density n/a 16 dwelling units per acre Maximum Lot Coverage By buildings 40% Not defined By total impervious coverage 65% 65% Minimum TND Open Space* 10% 20% Maximum Building Height Stories 3 Not defined Feet 40 feet 40 feet Minimum Side Yards 10 feet 10 feet Buffer Yard Adjoining Residential 50 feet 50 feet Districts Build-To Line** 15 feet 15 feet * Includes parks, gathering areas, recreation areas, natural open spaces, etc 14 ** Basically, the building setback from the street right-of-way
Map of TND-2 (residential) 15
Background on TND-2 The properties included in TND-2 are: • Peraino Property • Tru-Team Property • Perakis Property • East Goshen Bible Church Goshen Friends Property • 16
Permitted Uses in TND-2 TND-2 Uses Allowed “By Right” • Single-family detached dwelling (Peraksis and Peraino Properties) • Semidetached dwelling • Group home • Forestry (mandated by the state) • Townhouses • Township Park, recreational areas, TND Open Space, Pedestrian Gathering Area TND-2 Uses Allowed by “Conditional Use” (i.e. requiring a public hearing) • Place of worship or church (East Goshen Bible Church) • Public or private primary or secondary school (Goshen Friends School) • Public utility facility 17
Area and Bulk Requirements in TND-2 Residential Only Single-Family Detached Dwellings Minimum Lot Area 8,500 square feet Minimum Side Yard 10 feet minimum; 25 feet aggregate Minimum Rear Yard 20 feet Single-Family Semi-Detached Minimum Lot Area 4,500 square feet Townhomes Minimum Lot Area 1 acre Maximum Density 4 dwellings per acre Total Impervious Coverage 65% Minimum TND Open Space 35% Maximum Building Height 35 feet Perimeter Buffer Adjoining Residential Districts 50 feet Built-to Lines 20 feet 18
TND Subdivision Ordinance Changes to the process for developing a property and design standards All development in the TND shall be designed to reflect or be consistent with: • Legislative Intent of the Special • Streetscape Features & Street Design and Development Standards Furniture • Overview and Key Design Elements • Pedestrian Gathering Areas • Building Design & Proportion • Internal Street Network • Parking Location & Requirements • Drive-Thru Facilities • Curb Cuts • Development Strategy Plan • Streets Walls • Street Trees & Other Landscaping • Street Lights • Sidewalks/Walkways/Crosswalks 19
Frequently Asked Questions... What happens once the ordinance is adopted? • Nothing unless a property owner submits an application. The TND ordinance does not prohibit any of the property owners in TND 1 or 2 from continuing to do what they are currently doing on their property. When do the new regulations take effect? • Whenever an existing non-residential building is enlarged by 20% or more • Whenever the use of the building is changed • Whenever a vacant lot is developed • Whenever an existing building is demolished and a new building is proposed. 20
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